Lower Bamham, Polson, Launceston

About the property

Located at the end of a private drive with grounds amounting to some 1.65 acres and offered for sale with no forward chain lies this substantial detached barn conversion. (contd...)

This substantial country residence known simply as "The Barns" was once an ancillary building to a neighbouring farm in Lawhitton and was converted by our client and completed back in 1999. It originally had consent for multiple dwellings but the owner decided to embark on a conversion to create the one large property which suited their bespoke needs. The standard of conversion has been exceptional with every minor detail having been taken into consideration. Today this fine home has two large wings which incorporate a games room area and a fifth en-suite ground floor bedroom which could suit a dependant relative. In addition is a fitness suite to the side. It is clear to see how it could fi... Read more

This substantial country residence known simply as "The Barns" was once an ancillary building to a neighbouring farm in Lawhitton and was converted by our client and completed back in 1999. It originally had consent for multiple dwellings but the owner decided to embark on a conversion to create the one large property which suited their bespoke needs. The standard of conversion has been exceptional with every minor detail having been taken into consideration. Today this fine home has two large wings which incorporate a games room area and a fifth en-suite ground floor bedroom which could suit a dependant relative. In addition is a fitness suite to the side. It is clear to see how it could fit many applicants' requirements and in particular those who seek to work from home with plenty of space whilst being away from the main living accommodation of the property. Externally, there are delightful gardens and grounds that extend to 1.65 acres. Equestrian facilities include a sand school, stable block and large outbuilding as well as an orchard and productive vegetable area. The Barns are accessible to both Launceston town and the A30 dual carriageway. All in all we have no hesitation in recommending an early internal inspection.

INTERIORBeyond the most attractive stone exterior and rag slated roof lies the highly flexible and substantial accommodation which can be accessed from many external doors. There are plenty of reception rooms, most of which are dual aspect. The main sitting room is a lovely light and airy space which has a feature granite stone fireplace with a slate hearth and inset a wood burning stove to warm the room. The lounge has a solid wooden floor and one of the two separate oak staircases which ascend to the first floor. Moving through the formal dining room, like the lounge, has wooden flooring and has plenty of room to accommodate a large dining table. The hub of the house is very much the generous sized kitchen/breakfast room which is well fitted out with a matching range of handmade wooden wall and base units with glass display cabinets and shelving. The kitchen has polished granite worktops and a lovely centre island unit with cupboards within. A delightful Belfast sink with mixer taps can be found along with an integrated refrigerator. The oil fired four oven "Aga" is a real feature of the room and provides a gentle heat. Modern LED down lighting brightens the room when needed and there is a tiled floor. Accessible from the kitchen is the large boot room which features a utility area with additional units with slate tops, a Belfast sink and an electric cooker. The room which features a lovely slate floor also has a walk in larder, boiler room, cloakroom and hobbies room with access to outside to both the front and rear and to the multi bay car port. The accommodation also includes a family room which has access to both the guest wing, second staircase and to the games room. The latter room has a part slate floor and room for both a grand piano and a full sized snooker table which may be available to purchase by separate negotiation. A dramatic vaulted ceiling adds to the atmosphere in the games room which also has an external door. The guest wing has a large bedroom with en-suite shower room which has room for a bath and would suit someone with limited mobility. It leads into the large fitness suite. This area could easily be adapted to house room for the running of a large business which would be away from the main house with the ability for staff to come and go with little interference to the main residence. Both the guest wing and the games room could (subject to obtaining all necessary planning consents) become an annexe or indeed separate holiday lets deriving valuable incomes.

On the first floor the split level landing has a wonderful floor to ceiling window which floods the area with natural light. There are four bedrooms, the large dual aspect master bedroom suite has a fully tiled en-suite shower room/WC and built in bespoke oak bedroom furniture. Bedroom two also has an en-suite shower room/WC. Both bedrooms three and four share use of the family bathroom/WC which has a large bath and a separate shower cubicle. All of the rooms on the first floor have vaulted ceilings with exposed beams which add to the charm and character of the home. The Barns has oil fired central heating, solid oak windows and external doors, and many wall lights. The property is decorated to a neutral warm colour scheme and has an intruder alarm.

EXTERIORThe complex of barns is located at the end of a private tree lined lane which serves three properties. Access to the sweeping driveway is through an attractive wrought iron gate which along with attractive granite pillars and railings encloses the front garden. The drive extends around to the rear where there is a heritage paved courtyard providing off road parking and turning for many vehicles and serves the covered three bay parking area and open store. Access can also be gained to the well screened external office which has commercial lighting with a kitchen area and cloakroom. The office has a mezzanine area above which at present is used for storage. This area is perfect for those who work from home on a regular basis. For equestrian enthusiasts no doubt the large sand school and stable block will appeal. The stables are within a concrete hard standing and consist of three loose boxes, a tack room and hay store. They have power and light connected and are close to the sand school. A large outbuilding is linked to the stable block by a covered store area.

GARDENSAt the front of the property is a well enclosed and mature garden with attractive barked beds stocked with trees and shrubs. There is also a centralised rockery. Adjacent to the heritage paved parking area at the rear is a BBQ and slated seating area which faces in a favourable south easterly aspect and is a lovely position in which to sit out and dine during the warmer months. At the rear the large enclosure of gardens has an orchard area and vegetable plot with raised beds. The grounds present the perfect opportunity for a purchaser to put their own stamp on and cultivate as they wish. If required the level sand school could become a tennis court or even a swimming pool maximising on the privacy on offer. The plot is boarded by many mature trees and a pleasant outlook towards the Tamar Valley can be enjoyed.

LOCATIONThe property is found within two miles from Launceston town close to the river Tamar on the Devon/Cornwall border and three miles from the West Devon village of Lifton. The village of Lifton which has a traditional range of facilities such as a Village Post Office and Stores, a County Primary School, a Doctors Surgery, Petrol Filling Station, Hotels and Public Houses. Further comprehensive shopping, commercial and recreational facilities can be located in either Launceston or the Devon Stannary Town of Tavistock (12.6 miles). There are a number of private Schools with Shebbear College (Beaworthy) St Joseph's (Launceston) and Mount Kelly College (Tavistock) with some schools having bus services with pick up and drop off points a few steps from the property. Excellent transport links can be found in the Cathedral City of Exeter by road, rail and air (Exeter International Airport) which is about 40 miles distant (and can be reached in approximately 45 minutes or so). The A30 dual carriageway can be reached in less than 5 minutes. The Continental Ferryport and City of Plymouth is approximately 25 miles distant and has regular cross channel services to France and Spain.

Kitchen/Breakfast Room 19'6" x 17'10" (5.94m x 5.44m).

Boot Room 33'11" (10.34m) max x 15'7" (4.75m) max.

Store 10'8" x 8'10" (3.25m x 2.7m).

Sitting Room 19'5" x 19'1" (5.92m x 5.82m).

Dining Room 19'6" x 14'9" (5.94m x 4.5m).

Family Room 21'3" x 15'5" (6.48m x 4.7m).

Games Room 49'2" x 15'4" (14.99m x 4.67m).

Bedroom 5 22'1" (6.73m) max x 15'4" (4.67m) max.

Gym 34'1" x 15'3" (10.39m x 4.65m).

Bedroom 1 19'8" max x 18'2" max (6m max x 5.54m max).

Bedroom 2 15'7" (4.75m) max x 14'4" (4.37m) max.

Bedroom 3 14'5" x 9'1" (4.4m x 2.77m).

Bedroom 4 14'4" x 8'9" (4.37m x 2.67m).

OUTBUILDINGS

Office Area 16'7" x 15'6" (5.05m x 4.72m).

Mezzanine 11'5" x 8'9" (3.48m x 2.67m).

Carport 34'3" x 17'9" (10.44m x 5.4m).

Sand School 131'3" x 65'7" (40m x 20m).

Greenhouse 10'5" x 16'6" (3.18m x 5.03m).

Shed 31'4" x 16'5" (9.55m x 5m).

Tack Room 10'11" x 9'6" (3.33m x 2.9m).

Hay Store 10'11" x 9'11" (3.33m x 3.02m).

Stable 1 10'11" x 9'10" (3.33m x 3m).

Stable 2 11'10" x 10'11" (3.6m x 3.33m).

Stable 3 11'10" x 10'11" (3.6m x 3.33m).

From Launceston at Prouts Corner proceed along the A388 (Okehampton Hill) straight ahead signposted towards Lifton and Okehampton. Continue down the hill towards Polson for about a further two miles. As the road bears around to the left (just before the bridge) the entrance and lane to Lower Bamham will be found on the right hand side. If you continue down the lane The Barns will be identified at the end.